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1992-05-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 6, 1992 Rogers Center for Commerce - East Barclay Boulevard/Aptakisic Road - Planned Unit Development in the Industrial District -- Workshop #1 Jewish Council for Youth Services, Route 83 west of the LaSalle Bank property - Rezoning to the Office and Research District and Approval of a Special Use and Preliminary Plan for Child Care Center -- Workshop #2 • Vice Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Genell Mr. Samuels Commissioners absent: Chairman Silbernik Ms. Howard Mr. Rosenston Also present: Mr. William Schmitz , Arthur J. Rogers & Co. Ms. Jeanne Rogers, Arthur J. Rogers & Co. Mr. Martin Kennelly, Arthur J. Rogers & Co. Ms. Kathi Rogers, Arthur J. Rogers & Co. Mark A. Pollak, The Brickman Group, Ltd. Mr. John Schraw, John P. Schraw Architect Mr. Jeffrey R. Brown, Jeffrey R. Brown Associates Mr. Greg Steinberg, Jewish Council for Youth Services Mr. Joseph R. Krusinski, Podcor Construction Company Mr. Brian Rubin, Village Trustee Mr. Jeff Braiman, Village Trustee Mr. Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 1 g g Y g APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Genell, to approve the minutes of the Public Hearing of April 15, 1992 and the Regular Meeting of April 15, 1992. Commissioner Goldspiel noted corrections to be made on pages 7 and 10 of the Public Hearing and corrections to be made on page 10 of the Regular Meeting. All Commissioners were in favor of the motion as amended, and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Genell reported on the Village Board meeting of April 20, 1992, attended by Commissioner Howard. She stated that the items discussed were as follows: 1. Depot Place annexation agreement was continued to May 18; the stormwater detention and loop road issues still need to be resolved. 2 . Ordinance 92-36 adopting the official Comprehensive Plan and official map was approved and passed unanimously. 3 . Ordinance 92-37 amending the Planned Unit Development Ordinance for the Grove Shopping Center was approved unanimously. 4 . Issues concerning the landscaping along the Dundee Road sidewalk at Greenridge Road was continued to the next meeting. 5. Discussion was held regarding the Buffalo Grove Road and Prairie Road realignment. A decision on the configuration of the proposed road has been deferred until further discussion between the Village of Buffalo Grove and Vernon Hills has been completed. 5. Pump station No. 2 improvement was approved, albeit without a parking lot addition for the playground and ball field. Commissioner Genell reported on the Village Board Meeting of May 4, 1992 which she attended and stated that: 1. The Buffalo Grove Police Department had received an outstanding reaccreditation report which was a tribute to the Village. 2 . A report was given by Mr. Balling on the supplemental state Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 2 income tax. Some projects will be deferred, however, the new Geographic Information System will be purchased. 3. Ordinance 92-38 authorizing appropriations for the Village of Buffalo Grove for the period May 1, 1992 through April 30, 1993 was approved unanimously. 4. Ordinance 92-39 approving rezoning from R-1 to R-9 and approving a preliminary plan and special use in the R-9 District for the Buffalo Grove Nursing Home on Weiland Road at Armstrong Drive passed 4-0. At the direction of the Board Mr. Raysa added reverter language to the ordinance stating that if the Certificate of Need is not obtained within a year, the special use permit and R-9 zoning will lapse. The petitioner would then have to return to the Board and ask for a one year extension on the special use. ROGERS CENTER FOR COMMERCE - EAST (ARBOR CREEK BUSINESS CENTER) BARCLAY BOULEVARD/APTAKISIC ROAD - PLANNED UNIT DEVELOPMENT IN THE INDUSTRIAL DISTRICT -- WORKSHOP #1 Ms. Jeanne Rogers of Arthur J. Rogers & Company stated that they are proposing to construct four one-story buildings on Lots 1, 2 and 3 of the Arbor Creek Business Centre. The 12.25 acre site is located at the southeast corner of Barclay Boulevard and Aptakisic Road. The project should be completed by early 1993 and be fully leased by early 1994, depending on market conditions. Mr. William Schmitz stated that the Rogers Centre for Commerce across the street is presently 80 percent leased. He noted that RCC East is similar to the center across the street but is somewhat different and that a certain amount of polish has been added to this new development. The buildings' appearance has been improved by stacking and soldiering the bands above and below the windows with limestone. The entrance areas have been recessed and scissored creating a step effect and a two foot elevation has been provided above the roof line to hide air conditioning and air stacks. Mr. Schmitz further stated that the 12.25-acre site plan incorporates two retention ponds owned by the Arbor Creek Association. One pond is an easement retention pond and the other pond is part of the wetlands, east of the rear of the southeast building. The two buildings on the north of the property have been divided into smaller lease units which have been very successfully at RCC across the street. Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 3 Mr. Schmitz noted that buildings E and F revolve around a two truck loading dock as well as a van height loading dock. The turning radius has been increased to facilitate maneuvering by a 60 foot tractor trailer. The parking stalls adjacent to the truck loading docks have been removed for safety. He noted that connecting sidewalks and stripped crosswalks have been added for tenant safety and nature trails and picnic areas have been added for tenant enjoyment of the area. A path has also been added connecting up to Aptakisic Road sidewalk. Mr. Schmitz noted that the basic concept of the north buildings is six units clustered around each loading dock area, repeating twice. The buildings to the south have four basic units clustered around loading docks and are repeated three times. This is what gives them the ability to accommodate the smaller unit tenants. Mr. Mark Poliak of the Brickman Group stated that Arthur Rogers Company is a very creative company which has given him the chance to work on some very different ideas. He noted that perennials would be used extensively which will help in saving water. They have agreed to promote reforestation and will use irrigation, all of which will help cut down on water usage. Mr. Poliak stated that Rogers Company is very concerned with the environment and would save a few of the trees on the property although many are not worthwhile saving. However, some of the parking area configuration has been planned to facilitate saving certain trees. A native six foot yew hedge will be preserved and used a screening. He stressed that a lot of meandering walks would be used to tie into the wetlands and picnic areas and nature areas. Mr. Schmitz noted two variations that were being requested. On the west side of the site the parking area encroaches into the required 35-foot landscaped yard. Also in the northeastern area of the site a parking area is within fifteen feet of a property zoned residential by Lake County. The Zoning Ordinance requires a 30- foot setback for parking areas abutting residentially zoned properties and the developer requests a variation to allow the yard to be 15 feet which is the Industrial District minimum requirement for side and rear yards. Commissioner Rhodes asked who owns parcel Y on the site. Ms. Kathi Rogers stated that parcel Y is common area and will be maintained by the association as will the ponds and wetlands. Commissioner Rhodes inquired if the plan could be shifted eastward as recommended by the Village Planner in order to maintain the Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 4 II required 35-foot setback. Mr. Schmitz stated that they will certainly be able to do that, however the variation will still be necessary for the northeastern area of the site and for the area along Barclay where the road curves. Commissioner Rhodes stated the plan looks very good just as the first project did and he has no problem with the plan. Commissioner Genell stated that the plan looks very good. She asked what kind of tenants the developer is trying to attract. Mr. Martin Kennelly of Arthur J. Rogers & Company stated that figures from the completed RCC buildings show 16 percent of the tenants are foreign firms who are new to the area, 25 percent of the tenants are out of state corporations and 58 percent are local firms who have relocated into the Buffalo Grove area. Mr. Kennelly stressed that the businesses are all new businesses brought into the Buffalo Grove area. He noted that there is no one predominant industry represented as tenants but generally they appear to be sales and service oriented businesses. Commissioner Krug noted that he is delighted to hear that there will be sidewalks going up to Aptakisic Road. He asked why it is necessary to eliminate the parking spaces adjacent to the truck loading areas. Mr. Pfeil stated that the traffic consultant believes it would be better to have more space available for loading and unloading and for truck maneuverability. Commissioner Krug inquired if there had been any negative comments from the Police Department. Mr. Pfeil stated that there were no negative comments from the Police Department. Commissioner Goldspiel asked for a description of the adjacent land uses. Mr. Schmitz stated that on the east side of the site there are wetlands, a residential structure, a tavern on the corner of Milwaukee Avenue and about 50 acres of a gravel mining operation. On the south side of the site there are more wetlands and then vacant property. On the north side are residences across Aptakisic Road. Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 5 Commissioner Goldspiel asked if the east side wetlands is the part that incorporates the existing bikepath. Mr. Pfeil noted that there is an existing bikepath on the south side of the wetlands. In order to get to the bikepath along the wetlands from this site it is necessary to access the public sidewalk along Barclay and then connect onto the bikepath through the nature trail. Commissioner Goldspiel asked if the nature trail would paved. Mr. Poliak stated that crushed limestone would be used. Commissioner Goldspiel noted that since there is bus service on Barclay Boulevard, it would be desirable to extend the sidewalk to the bus stop area. Mr. Schmitz stated they will check into this and that they have no problem trying to make this connection. Commissioner Samuels suggested the sidewalk should be on the south side of the main driveway from Barclay Boulevard. Commissioner Goldspiel asked Mr. Pfeil for further information regarding the 30 foot setback requirement on the east side of the site. Mr. Pfeil noted that the original annexation agreement states that the standard 30 foot setback for the parking area adjoining the residentially zoned property on the east side of the site will be provided. He said that the petitioner is asking for a 15 foot landscaped rear yard, which is the Zoning Ordinance standard when an industrial site does not abut a residential property. He indicated that since this is a P.U.D. the variation could probably be approved without an amendment to the annexation agreement. Commissioner Goldspiel stated that he would like more information on the land use on the east side of the property and what plans might be officially proposed by Buffalo Grove as well as Lincolnshire and the County for that property. Commissioner Goldspiel noted his concern with the front yard setback variation along Barclay Boulevard. He stated he would not like to see even a three foot encroachment if it is at all avoidable. He suggested that all alternatives be explored that could maintain the 35 foot setback. Commissioner Rhodes asked where refuse collection would be Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 6 situated. Mr. Schmitz stated that all garbage would be kept inside the building. Commissioner Goldspiel inquired how the parking situation at RCC across the street has been working out. Ms. Kathi Rogers stated that parking has been more than enough and is working out quite well. Mr. Schmitz stated that they like to have more than adequate parking in their developments. Trustee Braiman noted that the ordinance requires landscaped islands for every 20 parking spaces. Commissioner Goldspiel inquired if handicapped parking and building accessibility comply with the new ADA law. Mr. Schmitz stated that it does comply. Commissioner Rhodes recommended going to a public hearing instead of another workshop. Commissioner Goldspiel noted that items that needed to be worked on prior to the public hearing were: 1. A less rectangular pond at the northwest portion of the site. Mr. Poliak stated that the pond is not as rectangular as the computer generated drawing shows. He noted that the pond is actually curved and beautifully landscaped. All commissioners were agreeable to this explanation. 1. Solve setback issue at building E. 2 . Break up parking rows with landscaped islands. 3 . Sidewalk on south side of the main drive to connect with the public sidewalk along Barclay. 4 . Information on the land use on the unincorporated residentially zoned property east of the site. Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 7 JEWISH COUNCIL FOR YOUTH SERVICES, ROUTE 83 WEST OF THE LASALLE BANK PROPERTY - REZONING TO THE OFFICE RESEARCH DISTRICT AND APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN FOR CHILD CARE CENTER -- WORKSHOP #2 Mr. Greg Steinberg stated that the developer has now revised the Concept Plan and provided additional site planning information in response to the Plan Commission's comments at the workshop on April 1st. Mr. Jeffrey Brown stated that changes to the plan include an increased turning radius of 62 feet for vehicles circulating around the island at the entrance to the building and the landscaped setback on the north side of the parking lot has been increased to twelve feet in width. Mr. Brown stated that LaSalle Bank already has a right turn deceleration lane on Route 83, but according to IDOT plans the deceleration lane will be eliminated when the road is widened. He further noted that there is not sufficient area for stacking to allow a left turn lane into the JCYS site. He stated that IDOT views the proposed traffic pattern as insufficient to warrant a left turn lane. Mr. Greg Steinberg stated in regard to the interconnect with the LaSalle property onto Arlington Heights Road, LaSalle Bank has retained an architect to examine the possibility of allowing an easement and what the impact might be to any future development of the bank. Mr. Greg Steinberg stated that the analysis of their Highland Park facility shows the peak traffic times as 7:30 a.m. to 7:45 a.m. with 8 cars, 8:45 a.m. to 9:00 a.m. with 22 cars, 11: 30 a.m. to 11: 45 a.m. with 23 cars, 12 :30 p.m. to 12 :45 p.m. with 6 cars and 3 : 00 p.m. to 3 : 15 p.m. with 8 cars and between the hours of 5:00 p.m. to 6: 00 p.m. the average is about 9 cars per quarter hour. Commissioner Krug asked if any variations are being requested. Mr. Pfeil stated that the 12 foot landscaped area on the north by the parking lot adjacent to the residentially zoned property would need a variation because a 30 foot landscaped yard is required. He noted that the 12 foot yard is consistent with the standards of the Village's commercial districts abutting residential properties. Commissioner Samuels asked if the facility would act more as a day care center or as a pre-school kindergarten facility. Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 8 Mr. Steinberg stated that they have both types of programs planned for the facility as well as a great deal more. Commissioner Samuels noted his concern with regard to left turns from Route 83 during peak periods without a left turn bay. Mr. Brown stated that IDOT would prefer that the mountable median be used for storage instead of a short stacking space in a turn bay which would create a dangerous situation. Mr. Samuels noted that this site is a difficult one for any facility especially one housing a number of children. Mr. Brown stated that this site will be difficult for any kind of development due to its configuration. Commissioner Rhodes stated that he would not be able to support this development without the easement through the LaSalle Bank property to give the site access to Arlington Heights Road. Commissioner Goldspiel asked if Mr. Carmignani has looked at the revised plan. Mr. Pfeil stated that the traffic consultant had looked at the plan when the left turn bay on southbound 83 was still incorporated. He noted that the traffic consultant would have to look at the new plan again. Commissioner Samuels stated his major concern is with the traffic problem and he cannot endorse a plan that he feels is unsafe. Commissioner Genell asked if Mr. Kuenkler had reported on the detention basin. Mr. Pfeil stated that the Village Engineer had not received an engineering plan to review. Trustee Braiman suggested that the developer discuss a land swap with LaSalle Bank which may make the entire traffic question moot because the JCYS site would have frontage along Arlington Heights Road. Commissioner Goldspiel asked if the six inch depression area in the play yard would be underdrained. Mr. Brown stated that he could not answer that question at this time. Buffalo Grove Plan Comm-Regular omm Regular Meeting-May 6, 1992-Page 9 Commissioner Goldspiel asked if sidewalks or bikepaths would be constructed on Route 83 . Mr. Pfeil stated that an eight-foot sidewalk would be constructed on the west side of Route 83. Commissioner Goldspiel stated that he does not see how the connection with Arlington Heights Road would improve the traffic situation for this facility as most of the traffic will probably be coming from clients from the north. He said that he would like to hear expert testimony from the traffic consultant as well as the Village Engineer. He asked if the 12 foot setback on the north edge of the property is an appropriate variation. Commissioners Samuels, Krug, .Genell and Rhodes stated they have no problem with that variation. The unanimous opinion of the Plan Commission was that another workshop meeting would be necessary. Mr. Pfeil stated that it will be necessary for the developer and his traffic consultant to meet with the Village Engineer and Ken Carmignani of James J. Benes and Associates to discuss access to the site, particularly from Route 83 . Commissioner Goldspiel stated that following items should be addressed for the next workshop: 1. Access and traffic impact 2 . Underdraining of six inch depression area in the playground 3. Engineering plan 4. New development concept based on a land swap with LaSalle Bank CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated that there will be public hearings for the Buffalo Grove Gymnastics Center and the Windbrooke Apartment Garages on May 20, 1992 . PUBLIC COMMENTS AND QUESTIONS - None Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 10 STAFF REPORT - None NEW BUSINESS Commissioner Samuels stated that the sub-committee on pedestrian safety had determined several areas that are hazardous and needed re-striping. He suggested that Mr. Pfeil meet with the Department of Public Works and note those needs especially on Busch Road as well as maintenance in other areas. Commissioner Rhodes suggested that the cyclone fence on Arlington Heights Road, south of Bernard Drive required painting. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Samuels, and unanimously carried to adjourn. Vice Chairman Goldspiel adjourned the meeting at 9:55 p.m. Respectfully submit d, Fay Rubin, Re ord'ng Secretary APP OVED BY: ST P N GOLDSPIEL, Vice Chairman �./ Buffalo Grove Plan Comm-Regular Meeting-May 6, 1992-Page 11